Flood insurance on the rise

County officials encourage residents to find out property's flood status

Sarah Morris

Arkansas County has now experienced years of record flooding — when there was only a 1 percent chance in 100 years.

Now, flood insurance is on the rise by 25 percent, and those seeking to build or remodel outside of city limits in Arkansas County need a development permit.

For these reasons alone, Arkansas County Judge Glenn “Sonny” Cox, the county’s floodplain administrator, said residents should ask one simple question: “Am I in the flood zone?”

Flood zones show the severity of an area’s 1 percent chance of flooding in a 100-year period.

According to the National Flood Insurance Program’s floodsmart.gov, “everyone lives in a flood zone — it’s just a question of whether you live in a low, moderate or high risk area.”

For Arkansas County, the risk is elevated by the fact it is surrounded by bayous and rivers, making it susceptible to floodwaters from any source.

Most of Arkansas County is in the flood zone, although residents can find out by calling the deputy flood administrators who can quickly verify whether a location is in the flood plain for residents at no charge.

An annual 25 percent increase in premium rates is expected for the next five years until the premiums reflect the full risk rates, according to FEMA’s timeline on the Biggert-Waters Flood Insurance Reform Act of 2012.

The increase is because the act calls “for the phase-out of subsidies and discounts on flood insurance premiums.”

Primary residents in Special Flood Hazard Areas will be able to keep their subsidized rates.

However, FEMA said they keep it only unless or until they sell the property; the policy lapses; they suffer severe, repeated or flood losses; or a new policy is purchased.

The change took effect Jan. 1 for homeowners with subsidized insurance rates, or anyone whose structures were built prior to the first Flood Insurance Rate map.

It takes effect Oct. 1 for owners of business property with subsidized premiums; severe repetitive loss properties consisting of one to four residences with subsidized premiums; and any property that has incurred flood-related damage “in which the cumulative amounts of claim payments exceeded the fair market value of such property.”

FEMA advises home and business owners to talk to their insurance agents, get an elevation certificate to determine their correct rate, consider higher deductibles that might lower their premiums or incorporate flood mitigation into a remodel or rebuild.

Arkansas County officials are also recommending that anyone believing they shouldn’t be in the flood zone take action to get out now.

Cox said, to do this, it will be expensive upfront, about $400 to $700, but will save hundreds of dollars in the short and long term in flood insurance payments. He added that some pay more in flood insurance than for home payments.

“I have no doubt if residents will pay for engineers then 50 percent would be out of a flood plain,” Cox said. “We’re just trying to inform citizens so they can choose wisely.”

Residents will have to hire a certified engineer to establish the Base Floodplain Elevation (BFE), which is the difference between sea level and the ground level a house is built upon.

The BFE also establishes the 1 percent chance that the property would flood in 100 years. A residence has to build two feet above the BFE while commercial buildings must be three feet above. The building can be elevated with stilts or dirt.

There are 988.77 square miles in Arkansas County, and only the City of Stuttgart has an established BFE that was completed in 1998 and redone in March 2009.

Building/remodeling

Recently, a hunting lodge was built improperly for its location in a flood zone. Cox said county officials only learned afterwards when the owners applied for a 9-1-1 address thus forcing the owners to take additional steps to meet federal requirements.

Cox said ensuring residents know to build properly is the main reason behind the newly implemented development permit.

Individuals outside of city limits are now required to fill out a development permit first for all new residential or commercial structures or remodels that are over 51 percent of the structure.

Cox said the permit is free, but is required before the county will assign a 9-1-1 address to obtain any utility services.

“A certified engineer or licensed surveyor will need to fill out an elevation certificate establishing the Base Floodplain Elevation (BFE) for this site,” Davenport said. “Most licensed surveyors will not provide a BFE, so residents need to make sure that they establish a BFE and not just the elevation at the site.”